A few points I would like to second:$190k for a duplex seems high, not sure what market you're looking at.BRRRR is a big time committment but if you do it right it can result in higher overall returns due to forced appreciation.You are more likley to be successful at BRRRR if you have construction skills or know people who do.

Hi Nathan, I can recommend Sedlock Construction for the windows.

Our lender told us that we would need 25% down for a new construction build.

I thrive on constructive criticism.So I have motivated seller who lists his purchase price at $99,000 and the home is in need of $50,000 worth of repairs.

Commercial non-recourse construction loan.

I own the lot free and clear (~33k), I expect construction costs to be around 185k - 200k. 

@Joe Villeneuve I will most definitely work on this and reply with a real plan, thank you for the constructive criticism, much appreciated!

If you can't realize instant equity after construction don't build.

I’ve seen new construction properties in AAA+ areas get trashed at mind boggling levels.

If thats the case you could get a line of credit secured by your land that will get paid off when you close on the construction loan.